11065 W Townsend Ln · Homosassa, FL 34448

$239,900

3 bd · 2.0 ba · 1,426 sqft · Manufactured public records · 38 Days on market

Built 1995 0.47 ac lot

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Why this score? — see what drove the D+ grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +19.7/30.0
• ARV discount +7.5/15.0
• DSCR +6.2/10.0
• 1% rule +4.1/10.0
• Schools +4.1/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to the Heart of Old Homosassa — 11065 W Townsend Lane Tucked into the charm of Old Homosassa, this beautiful 3-bedroom, 2-bathroom home offers the perfect blend of comfort, updates, and unbeatable Florida living — all at an incredible value. With 1,426 sq ft of well-maintained living space and a long list of recent improvements, this one is truly ready for its next chapter. Rest easy knowing this home has never flooded and has been thoughtfully upgraded from top to bottom: a new roof (2022), new AC & ductwork (2024), a new deck (2024), a new fence (2020), a remodeled guest bathroom, and a new reverse osmosis water system in the kitchen. The front yard has been f

Key facts

• New deck
• New ac
• New roof

Tags

• NEW ROOF
• NEW AC
• NEW DECK
• NEW FENCE
• REMODELED GUEST BATHROOM
• SCREENED IN FRONT PORCH

Property features AI

Finance

• Other: Lot approximately 0.47 acres; Zoning: CLRMH

Exterior

• Parking: Paved driveway, on-street and unpaved parking available
• Security: Security system; Smoke detectors; Carbon monoxide detectors
• Utilities: Private well water; Septic tank sewer
• Home design: Manufactured residential home (double wide); One-story / single level; New construction
• Construction: Asphalt shingle roof; Manufactured construction; Built as new construction
• Exterior features: Wooded, rectangular lot; County road frontage; No pool

Interior

• Bedrooms: Manufactured home layout (double wide) — bedroom count not specified
• Flooring: Wood flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Wood flooring; Security system with smoke and carbon monoxide detectors

🏗️ New construction. The $239,900 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $309,442.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $240k.

Deal economics

• At list price, monthly cash flow is $-65 ($-778/yr) — negative.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $240k).
• Recommended offer: $233k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.7% vs local median 1.8% in Homosassa — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 62/100 on livability (#749 in FL) — a middle-class / working-renter tenant base. Strengths: crime A+; Watch: health & safety C-, employment D+, amenities F.
• Citrus (rural): math 49% / reading 50% proficiency, ranked #44 of 73 in FL (top 60%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Homosassa Elementary School (math 62% / reading 47%, grade C, #892 of 2,144 statewide, top 44%, 411 students, 78% FRL); Crystal River Middle School (math 49% / reading 47%, grade C-, #286 of 571 statewide, top 50%, 900 students, 64% FRL); Crystal River High School (math 31% / reading 44%, grade F, #336 of 667 statewide, top 51%, 1,249 students, 56% FRL).
• Market conditions: 307 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 2,443 units permitted in Citrus County in 2024 (0 in 5+ unit buildings).
• At $2,830/mo this rent would consume 74% of the median local household income ($46k/yr) (locally 113% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $9k of value loss. Plan a longer hold.
• Citrus County population projected to shrink 10% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 38 days — a 3% lower offer ($233k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 24y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $150k; list at $240k implies a 60% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $232,703 (3.0% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 38 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
6. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
7. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
8. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 0.91% ✗
• Cap rate: 7.70%
• Cash-on-cash: 5.01%
• DSCR: 1.22
• GRM: 9.1

CMA / ARV

• ARV (on-the-fly): $309,442
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5746 S Boulevard Dr	0.62mi	3/2.0	1,242 (-13%)	1mo	$270,000	$217	49

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -17.7%
• Equity multiple: 0.38×
• Total profit: $-54,130
• Equity at exit: $46,139

10-year hold

• IRR: -9.7%
• Equity multiple: 0.40×
• Total profit: $-51,875
• Equity at exit: $26,755

Cash invested: $86,644 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 87 Strongly Landlord-Friendly
• State Florida: 87 Strongly Landlord-Friendly · R+3
• County: — inherits STATE
• City: — inherits STATE

3-day pay-or-quit; preempts local rent control; landlord-friendly statutes. Court speed varies by county.

Methodology + full state rankings →

ZIP-level market 34448

• Home prices YoY: -26.1%
• Active inventory: 307
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $2,830 high
• Mortgage (P&I): −$1,623
• Tax from tax record: −$122 /mo · $1,468/yr
• Insurance: −$129
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$594
• Net cashflow: $-65

Break-even live

Break-even rent $2,912

Max offer price $297,989

Occupancy floor 97%

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $77,360
• Closing costs: $9,283
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5230 S View Pt Homosassa, FL	2.0	2.0	1149	$2,800	$2.44	20d	1	1.25mi
5111 S Gray Pelican Way Unit 5111 Homosassa, FL	2.0	2.0	1543	$3,200	$2.07	20d	1	1.27mi
11445 W Riverhaven Dr Homosassa, FL	2.0	2.0	1493	$2,900	$1.94	20d	1	1.37mi
11459 W Riverhaven Dr Homosassa, FL	2.0	2.0	1699	$3,000	$1.77	20d	1	1.39mi
11481 W Riverhaven Dr Homosassa, FL	2.0	2.0	1149	$3,000	$2.61	20d	1	1.40mi

Listing history 38 events

1. 2026-06-19
   days on market $239,900 Active 38 DOM
2. 2026-06-18
   days on market $239,900 Active 37 DOM
3. 2026-06-17
   days on market $239,900 Active 36 DOM
4. 2026-06-16
   days on market $239,900 Active 35 DOM
5. 2026-06-15
   days on market $239,900 Active 34 DOM
6. 2026-06-14
   days on market $239,900 Active 32 DOM
7. 2026-06-13
   pricedays on market $239,900 Active 31 DOM
8. 2026-06-09
   days on market $249,900 Active 28 DOM
9. 2026-06-08
   days on market $249,900 Active 27 DOM
10. 2026-06-07
    days on market $249,900 Active 26 DOM
11. 2026-06-03
    days on market $249,900 Active 22 DOM
12. 2026-06-02
    days on market $249,900 Active 21 DOM
13. 2026-06-01
    days on market $249,900 Active 20 DOM
14. 2026-05-31
    days on market $249,900 Active 19 DOM
15. 2026-05-30
    days on market $249,900 Active 18 DOM
16. 2026-05-11
    listed $249,900 Active
17. 2025-01-24
    historical
18. 2024-11-18
    listed $269,995 Active
19. 2023-03-09
    soldstatus $149,900
20. 2023-02-07
    soldstatus $149,900 Closed
21. 2023-02-07
    soldstatus $149,900
22. 2023-02-07
    soldstatus $149,900 Closed
23. 2023-01-26
    historical
24. 2023-01-26
    status Pending
25. 2023-01-25
    listed $149,900
26. 2023-01-25
    listed $149,900
27. 2023-01-23
    listed $149,900 Active
28. 2016-06-06
    soldstatus $61,000
29. 2016-05-31
    soldstatus $61,000
30. 2016-05-03
    listed $64,900
31. 2009-10-16
    soldstatus $24,000
32. 2009-10-15
    soldstatus $24,000
33. 2007-06-16
    listed $29,900
34. 2007-06-05
    soldstatus $18,000
35. 2007-05-31
    soldstatus $18,000
36. 2006-12-18
    listed $24,900
37. 2003-03-18
    soldstatus $5,800
38. 2002-06-17
    listed $7,500

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast FL · Resets to sale price

• Current annual tax: $1,468 · $122/mo
• Projected year-2 tax: $1,991 · $166/mo
• Expected delta: +$523/yr (+$44/mo · 35.6%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 10/10 Extreme FEMA zone AE · 99% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 10/10 Extreme 7 d/yr ≥110°F today · 25 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $33,960
• − Mortgage interest: −$17,334
• − Property taxes: −$1,468
• − Insurance: −$6,666
• − Repairs & maintenance: −$2,717
• − Management: −$2,717
• − Depreciation: −$9,002
• Taxable loss: −$5,943
• Est. tax savings @ 24.0%: +$1,426
• After-tax cash flow: $648/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Citrus
• NCES district ID: 1200270
• Math proficiency: 49% ▼ -10.00%
• Reading proficiency: 50% ▼ -6.00%
• Median HH income: $38,618
• Composite: 41.28/100
• National rank: #3519
• State rank: #44 of 73 in FL

Livability — Homosassa

• Score: 62/100
• State rank: #749
• US rank: #16240

Category grades

Amenities F Commute F Cost of living C Crime A+ Employment D+ Housing C+ Health & safety C- User ratings C-

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Homosassa, FL
• County: Citrus County · 111,314 people
• City population: 29,919
• Metro: Homosassa Springs, FL
• Population (ZIP): 10,817
• Household income: $45,916
• Rent vs Own: 14.6% rent · 85.4% own
• Severe rent burden: 113.0

Population outlook (Citrus County) Hauer SSP2

• Today (2025): 138,622 people
• By 2030: 136,886 · -1.3%
• By 2040: 132,009 · -4.8%
• By 2050: 125,196 · -9.7%
• By 2075: 108,570 · -21.7%
• By 2100: 84,454 · -39.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (94%)
• Race & ethnicity: White 94% Two or more races 3% Hispanic / Latino 3% Black 1%
• Common ancestry: Slovak 3% Scotch-Irish 2% Lithuanian 2%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Spanish 2% Russian/Polish/Slavic 1%

Political lean MEDSL · Citrus

• 2024 margin: Solid R (+45.9) · D 26.8% · R 72.6%
• 2008→2024 swing: -29.8pp toward R · 2008: -16.1pp · 2024: -45.9pp
• All cycles: 2024: R+45.9 2020: R+41.0 2016: R+39.7 2012: R+21.9 2008: R+16.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -110.27%
• Current HPI: 312.4302
• Rent YoY: —
• Metro: Homosassa Springs, FL
• State GDP YoY: ▲ 3.28%
• F500 in state: 36

Industry mix (Fortune 500 HQ in FL)

Industry	F500 HQs	Revenue
▸Industrial Technology	2	$29B
▸Insurance	2	$17B
▸Retail	1	$60B
▸Technology Distribution	1	$58B
▸Homebuilding	1	$35B
▸Technology Manufacturing	1	$35B

Price history

+3232.0% since first listed

23 events — show timeline

• 2026-05-11 Listed $249,900 RACC
• 2025-01-24 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2024-11-18 Listed $269,995 Stellar MLS as Distributed by MLS Grid
• 2023-03-09 Sold (Public Records) $149,900 Public Records
• 2023-02-07 Sold (MLS) $149,900 Stellar MLS as Distributed by MLS Grid
• 2023-02-07 Sold (MLS) $149,900 St. Augustine and St. Johns County Board of REALTORS®
• 2023-02-07 Sold (MLS) $149,900 HCAR
• 2023-01-26 Listing Removed — HCAR
• 2023-01-26 Pending — Stellar MLS as Distributed by MLS Grid
• 2023-01-25 Listed $149,900 St. Augustine and St. Johns County Board of REALTORS®
• 2023-01-25 Listed $149,900 HCAR
• 2023-01-23 Listed $149,900 Stellar MLS as Distributed by MLS Grid
• 2016-06-06 Sold (Public Records) $61,000 Public Records
• 2016-05-31 Sold (MLS) $61,000 RACC
• 2016-05-03 Listed $64,900 RACC
• 2009-10-16 Sold (Public Records) $24,000 Public Records
• 2009-10-15 Sold (MLS) $24,000 RACC
• 2007-06-16 Listed $29,900 RACC
• 2007-06-05 Sold (Public Records) $18,000 Public Records
• 2007-05-31 Sold (MLS) $18,000 RACC
• 2006-12-18 Listed $24,900 RACC
• 2003-03-18 Sold (MLS) $5,800 RACC
• 2002-06-17 Listed $7,500 RACC

Property tax history

+10.0%/yr

Latest (2025): $1,468 · +6.9% YoY. Source: county tax records.